2 - Town of Colchester

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Establish Economic Development Focal Points in Other Appropriate Locations Due to the roadway and utility infrastructure, Colchester has several areas where economic development focal points could be established to meet community needs for employment, goods and services, and tax base. The area near the confluence of Routes 2 and 11 would appear to hold a lot of potential for the development of some commercial uses and a business park containing office, warehouse, light industry, assembly, distribution, research, development, and other functions. Adjacent areas could also provide for lower intensity or transitional uses (such as lodging facilities, small offices, institutions, or other uses) that would provide for transition to adjacent residential areas. Since the park type arrangement for the business park area is a key component, overall planning for this area should be coordinated with other appropriate agencies (such as the Economic Development and Conservation Commissions). Another area with potential for development of an economic focal point is located at Exit 17 of Route 2. While land along Old Hartford Road may be appropriate for retail or commercial development, areas to the east (extending up to the wetlands area near Old Hebron Road) will be more appropriate for business park and similar uses. Both of these areas would provide for community needs while being efficiently served by road, water, sewer, and other utility infrastructure. Consider Eliminating Some Other Business & Industrial Zones At the present time, Colchester has a disorganized arrangement of business and industrial zones. For example, there are too many industrial zones encompassing too much area in too many locations to bear any reasonable relationship to Colchester’s present or future needs. In addition, some areas are poorly located to offer much prospect for meaningful economic development or are likely to have adverse impacts on surrounding areas. Many of these industrial zones were established when Colchester first adopted zoning and have never been used for industrial purposes. Some areas have little prospect for desired economic development since they are far removed from centers of activity or main roads (typically important considerations for business uses). In fact, some areas have been proposed for uses (like an asphalt plant) that caused considerable community opposition. There is little doubt that Colchester would not identify these areas as being the most appropriate for economic development if zoning were being established today. In the long run, Colchester will benefit from an overall business and industrial zoning pattern that meets community needs and responds to the overall community structure. In addition to establishing the desired economic development focal points, Colchester should eliminate unnecessary or redundant business and industrial zones. 74
During the planning period, business and industrial zones outside of the desired economic development focal points in village centers and business parks should be considered for rezoning to other uses. This will help avoid situations in the future where uses are proposed in the industrial zones that are incompatible with the adjacent areas or that will have a negative impact on community character. Provide For Existing Uses In Areas To Be Rezoned If and when existing business and industrial zones are being considered for a change to another zone, there is the possibility that some existing uses in those areas may become non-conforming (meaning they may no longer comply with the new regulations). Although one of the historic concepts in zoning is to eliminate non-conforming uses over time, there was a sentiment in the community to take a gentler approach. This sentiment reflects that some of these businesses have been in Colchester for some time and that the present owners have made investment decisions on the basis of current zoning and the perception that non-conforming status may affect property sales and financing of these businesses. Option Business Impacts Community Impacts 1. Leave existing zones intact. Existing businesses not affected. May get expansion of business or industrial uses in inappropriate areas. 2. Leave zoning on properties with existing businesses intact. Only eliminate those areas of business and industrial zones that are not presently used for business or industrial purposes. Existing uses can remain without restrictions associated with becoming non-conforming. Reduce inappropriate locations. New uses may locate in areas that may not be appropriate. 3. Leave zoning on properties with existing businesses intact and limit the uses allowed in these zones to present uses only. Existing uses can remain without restrictions associated with becoming non-conforming. Limit extent and type of use to those presently existing. 4. Eliminating all of the zone except that portion defined by the existing foundations of current buildings and allowing accessory uses on the site. Use of existing buildings is continued with some restrictions on use of the site. Reduce inappropriate locations. New uses may be located in existing buildings. 5. Change zone and allow expansion of existing non-conforming uses or change between non-conforming uses by Special Permit under certain conditions (such as architectural enhancement, economic development, adequate buffering). Allows for expansion under certain conditions. Can closely monitor and manage existing uses. 6. Eliminate existing zones. Uses become non-conforming. May lead to elimination of existing uses over time. 75
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COLCHESTER
Page 3 and 4:
2001 Colchester Plan of Conservatio
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2001 Colchester Plan of Conservatio
Page 7:
Colchester Street Map
Page 10 and 11:
Statutory Reference Section 8-23 of
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The Planning Process WHERE WE ARE W
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PRIORITY ISSUES Many issues that ar
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Congregational Church As population
Page 18 and 19:
Reasons For Moving To Colchester At
Page 20 and 21:
Migration Statistics Year Household
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Adults (ages 20-54) Adults (ages 20
Page 24 and 25:
Use Versus Zoning The table on this
Page 26 and 27:
Definitions Developed Land - land t
Page 28 and 29:
Sampling & Variation The sample siz
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Tax Base Composition Percent Busine
Page 32 and 33: Telephone Survey What Makes Colches
Page 34 and 35: Implementation See the implementati
Page 36 and 37: Town Efforts At Protecting Natural
Page 38 and 39: Natural Diversity Database The Conn
Page 42 and 43: Open Space in Colchester Perceived
Page 44 and 45: Land Acquisition Fund Section 7-131
Page 46 and 47: Trails The Open Space Plan on page
Page 48: Implementation See the implementati
Page 51 and 52: For many years, Colchester has had
Page 53 and 54: Historic Resources Map 45
Page 55 and 56: ASSESSMENT For many years, Colchest
Page 57 and 58: COMMUNITY STRUCTURE 8 OVERVIEW Comm
Page 59 and 60: Map defining Centers 51
Page 61 and 62: During the planning period, detaile
Page 63 and 64: HOUSING & RESIDENTIAL AREAS 9 OVERV
Page 65 and 66: ASSESSMENT Issues related to reside
Page 67 and 68: Such developments can: • help mai
Page 69 and 70: Conventional Subdivision Design Ope
Page 72 and 73: Density Definition Residential dens
Page 74 and 75: Elderly Housing Options 1. Remain i
Page 78 and 79: Encourage Housing Diversity 11. Con
Page 80 and 81: Employment Trends Employment 1960 9
Page 84 and 85: Development Types Village Business
Page 88 and 89: Promote Appropriate Site Design 14.
Page 90 and 91: INVENTORY & ASSESSMENT Town Hall Mo
Page 92 and 93: Public Works Public Works Garage -
Page 94 and 95: Telephone Survey Should the Town Bu
Page 96 and 97: Education Facilities Colchester has
Page 98 and 99: School Enrollment Ratios Year Town
Page 100 and 101: Map of Community Facilities 92
Page 102 and 103: TRANSPORTATION 1 OVERVIEW The trans
Page 104 and 105: Colchester Road Classes Class Throu
Page 106 and 107: Telephone Survey The Town Should Bu
Page 108 and 109: Landscape Center Islands While road
Page 112 and 113: Improve Transit Services 13. Increa
Page 114 and 115: Wired Utilities Wired utilities in
Page 118 and 119: 15 FUTURE LAND USE PLAN OVERVIEW Th
Page 120 and 121: Future Land Use Plan Center Detail
Page 122 and 123: PLAN CONSISTENCY This Plan was comp
Page 124 and 125: Plan of Conservation & Development
Page 126 and 127: Legend ID ZPC CC BOS Town Other BOE
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Legend ID ZPC CC BOS Town Other BOE
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17 CONCLUSION The Plan of Conservat
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2 - Town of Colchester

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